Frisco under $500K
Yes, there are Frisco homes under $500K. Here is where.
With Frisco's median sale price near $637K, the under $500K homes are concentrated in a handful of neighborhoods built mostly between 1989 and 2005.
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What $500K buys in Frisco right now
Frisco's median sale price was about $637K in August 2026, and Zillow's typical home value was about $640K in September 2026, down 3.9% from a year earlier. That still leaves a real slice of the market below $500,000. In October 2026, the first page of Zillow's under $500K results for Frisco showed 41 listings, 40 of them houses, ranging from about 1,050 to 3,380 square feet, most with three or four bedrooms.
The lesson: under $500K in Frisco usually means an older home, not a smaller lifestyle. Most of these houses were built from the late 1980s to the mid 2000s, which means you are often buying original systems. A 20 year old roof or air conditioner is not a reason to walk away; it is a number to negotiate. With 78.4% of Frisco sales closing under list price in August 2026, buyers had room to ask for repairs or credits.
I spent more than ten years in construction and remodeling before real estate, so on these homes I price the roof, HVAC, water heater and windows before we write an offer. Here is where to look.
Where Frisco homes list under $500K
Mostly single-story homes built from 2002 to 2005, typically three bedrooms and about 1,800 to 2,850 square feet. All six active listings in October 2026 were between $375,000 and $459,990. Frisco ISD; listings named Ashley Elementary, Nelson Middle and Independence High. See the Frisco Heights guide.
Built out from 2002 to 2005, homes about 1,786 to 3,135 square feet. Six listings ran from $399,000 to $498,200 in October 2026. Frisco ISD: Carroll Elementary, Cobb Middle, Wakeland High. See the Kings Garden guide.
One of the older parts of Frisco, with homes built from 1989 to 2004 and about 1,685 to 3,641 square feet. Of 26 listings in October 2026, prices started at $369,990 and ran to $699,900, and one section showed dues of only $106 a quarter. Frisco ISD. See the Preston Vineyards guide.
Built around an 18-hole golf course that opened in 1988, with homes from the early 1990s. Listings ran from $385,000 to $975,000 in October 2026, and one section's HOA was $195 twice a year. The course is owned by Arcis Golf, not the HOA. Frisco ISD. See the Plantation Resort guide.
Panther Creek Estates (built 2003 to 2013, about 1,800 to 4,500 sq ft) had recent listings from about $410K to $595K. Grayhawk (built 2002 to 2015) had 23 listings from $399,900 to $699,900. Both Frisco ISD. See the Panther Creek Estates and Grayhawk guides.
Homes in the Frisco Original Donation area near downtown listed from $360,000 in October 2026, and condos at Hickory Street Village listed from $200,000. See the Downtown Rail District guide and the Frisco townhomes and condos guide.
A few builders still list under $500K: CB JENI's Hazelwood townhomes from $409,990, Landon's Lexington Frisco Duets 41s from $449,990 and Mattamy at Villages of Creekwood from $486,990 (Oct 2026, base prices). Villages of Creekwood lots can fall in Little Elm ISD or Frisco ISD. If you are 55 or older, Frisco Lakes by Del Webb listed from $310,000.
What usually comes with the lower price
A home built in 2003 may still have its original roof, HVAC or water heater. Ask the seller for replacement dates and price anything near the end of its life into your offer.
Most under $500K listings are three or four bedrooms at roughly 1,500 to 2,500 square feet. Single-story homes like those in Frisco Heights are in demand with both young families and downsizers.
Most of these neighborhoods are in Frisco ISD, but parts of west Frisco are in Little Elm ISD. The school district changes the tax rate as well as the campus.
The price often reflects original kitchens and baths. Cosmetic updates can be done over time; foundation, drainage and roof issues should be settled before closing.
More house for the money, a few miles away
Lower price, higher tax rate
Neighboring cities often have higher combined property tax rates than Frisco. The Colony runs about 1.93% to 2.04% and Little Elm about 1.76% to 1.96% for tax year 2025, against about 1.63% to 1.87% in Frisco. On a $400,000 home, a 0.3 point difference is about $100 a month before exemptions. Compare the total monthly payment, not just the price.
Newer communities in Aubrey, Providence Village and parts of Little Elm can also carry MUD or PID assessments. Ask for the full list of taxing entities for any address. The Little Elm, Aubrey, Providence Village and The Colony city guides have the details.
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Common questions
Can you buy a house in Frisco for under $500K?
What is the cheapest neighborhood in Frisco?
Are there new homes in Frisco under $500K?
Is Little Elm cheaper than Frisco?
What should I inspect on an older Frisco home?
Will a home under $500K in Frisco be in Frisco ISD?
Keep exploring Frisco
- Zillow, Frisco TX homes for sale under $500,000 (Oct 2026)
- Zillow, Frisco TX home values (median sale price, ZHVI, sale-to-list)
- HAR.com, Frisco search filtered to Frisco Heights (Oct 2026)
- HAR.com, Frisco search filtered to Kings Garden (Oct 2026)
- HAR.com, Frisco search filtered to Preston Vineyards (Oct 2026)
- Homes.com, Plantation Resort neighborhood, Frisco (Oct 2026)
- HAR.com, Frisco search filtered to Grayhawk (Oct 2026)
- NewHomeSource, new home communities in Frisco (Oct 2026)
- Zillow, Little Elm TX home values
- Town of Little Elm, FY 2026-27 Proposed Budget Book (tax rates)
- Resideline Market Watch, The Colony TX housing market (Oct 3, 2026)
- Zillow, Aubrey TX home values
- HAR.com, ZIP 76227 price trends
- Republic Title, 2025 DFW tax rates
- City of Frisco, Property Tax Rate (overlapping school districts)
- Neighborhoods.com, Panther Creek Estates
- MLS listing, 11821 Stephenville Dr, Panther Creek Estates
- HAR.com, Frisco search filtered to Frisco Original Donation (Oct 2026)
- MLS listing, 8400 Hickory St Unit 2303, Hickory Street Village Ph I
- First Texas Homes, Villages of Creekwood (school districts)
- HAR.com, Frisco Lakes Del Webb homes for sale (Oct 2026)
- HAR.com, Frisco search filtered to Waterstone (Oct 2026)
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